Chapter 27
Zoning

Part 1
General Provisions

§ 27-101.   Title

§ 27-102.   Interpretation and Conflict

§ 27-103.   Compliance with Ordinance Required

§ 27-104.   Purpose

§ 27-105.   Community Development Objectives

Part 2
Definitions

§ 27-201.   Application and Interpretation

§ 27-202.   Definition of Terms

Part 3
General Regulations

§ 27-301.   Attached Accessory Structures

§ 27-302.   Unattached Accessory Structures

§ 27-303.   Corner Lot Restriction

§ 27-304.   Types of Residential Accessory Structures

§ 27-305.   Noncommercial Satellite Dish Antenna

§ 27-306.   Residential Accessory Structures in a Nonresidential Zone

§ 27-307.   Private Noncommercial Swimming Pools

§ 27-308.   Lots Divided by Zoning Boundaries

§ 27-309.   Projections into Required Yards

§ 27-310.   Exceptions to Height Limitations

§ 27-311.   Required Access

§ 27-312.   Land Development Approval for Certain Uses

§ 27-313.   Visibility at Intersections and Private Driveways

§ 27-314.   Fences and Walls

§ 27-315.   Public Utilities

§ 27-316.   Sewage Disposal

§ 27-317.   Performance Standards

§ 27-318.   Highway Occupancy Permit

§ 27-319.   Mobile Homes

§ 27-320.   Uses Not Addressed Within Chapter

§ 27-321.   Conflicting Regulations

§ 27-322.   Outdoor Fuel Burning Furnaces

§ 27-323.   Exemptions for Certain for Side Yard Setbacks

§ 27-324.   General Nuisance

§ 27-325.   Grower and Processor of Medical Marijuana

§ 27-326.   Medical Marijuana Dispensary

§ 27-327.   Medical Marijuana Trucking Facility

§ 27-328.   Medical Marijuana Waste Facility

Part 4
Zoning Map and Zoning Districts

§ 27-401.   Official Zoning Map

§ 27-402.   Changes to Official Zoning Map

§ 27-403.   Interpretation of Boundaries

§ 27-404.   Classes of Zoning Districts

Part 5
Zoning District Regulations

§ 27-501.   R-1 Single-Family Residence District

§ 27-502.   R-2 Two-Family Residence District

§ 27-503.   R-3 Multi-Family Residence District

§ 27-504.   B-1 Neighborhood Commercial District

§ 27-505.   B-2 General Commercial District

§ 27-506.   B-3 Highway Business District

§ 27-507.   C-1 Conservation District

§ 27-508.   I-1 General Industrial District

§ 27-509.   B-4 Commercial/institutional District

§ 27-510.   B-5 Commercial Recreational District

§ 27-511.   MU Mixed Use District

Part 6
Special Exceptions

§ 27-601.   Purpose

§ 27-602.   General Provisions

§ 27-603.   Site Plan

§ 27-604.   General Standards

§ 27-605.   Impact Analysis

Part 7
Conditional Uses

§ 27-701.   Purpose

§ 27-702.   Conditional Use Application Fee

§ 27-703.   General Provisions

§ 27-704.   Application and Site Plan

§ 27-705.   Procedural Requirements in Rendering a Decision

§ 27-706.   General Standards

§ 27-707.   Classified Conditional Uses

§ 27-708.   Environmental Impact Statement

§ 27-709.   Solid Waste Facility–Supplementary Regulations

§ 27-710.   Excavation of Natural Resources

§ 27-711.   Sexually Oriented Uses

§ 27-712.   Mobile Home Parks

§ 27-713.   Planned Residential Developments

§ 27-714.   Methadone Treatment Facility

§ 27-715.   Wind Energy Facilities

Part 8
Supplemental Regulations

§ 27-801.   Purpose and Intent

§ 27-802.   Use Regulations

Part 9
Nonconforming Lots, Uses, Structures and Buildings

§ 27-901.   Intent

§ 27-902.   Nonconforming Lots of Record

§ 27-903.   Continuation of Nonconformity

§ 27-904.   Registration of Nonconforming Uses and Structures

§ 27-905.   Changes of Nonconforming Uses

§ 27-906.   Enlargement of Nonconforming Uses and Structures

§ 27-907.   Restoration of Use

§ 27-908.   Termination of Nonconforming Use and/or Structure

§ 27-909.   Certificate of Intention for a Nonconforming Use

Part 10
Sign Regulations

§ 27-1001.   Signs

§ 27-1002.   Construction Types

§ 27-1003.   Permitted Signs by Zoning District

§ 27-1004.   Area, Height and Setback Requirements

§ 27-1005.   Number of Signs

§ 27-1006.   Setback for Freestanding Signs

§ 27-1007.   Signs Related to Nonconforming Uses

§ 27-1008.   Area Computation of Signs

§ 27-1009.   Vertical Clearance

§ 27-1010.   Prohibited Signs

§ 27-1011.   Permits Required

§ 27-1012.   Violation; Penalty for Signs

Part 11
Off-Street Parking and Loading

§ 27-1101.   Purpose

§ 27-1102.   Size of Off-street Parking Spaces

§ 27-1103.   Size of Off-street Loading Spaces

§ 27-1104.   Dimensions and Design

§ 27-1105.   Width of Access Driveways

§ 27-1106.   Number of Location of Access Driveways

§ 27-1107.   Location of Off-Street Parking Areas

§ 27-1108.   Expansion of Existing Use

§ 27-1109.   Change of Use

§ 27-1110.   Grading, Pavement and Drainage of Off-Street Parking Areas

§ 27-1111.   Screening

§ 27-1112.   Lighting

§ 27-1113.   Parking in Setback Yard Areas

§ 27-1114.   Existing Structures and Uses

§ 27-1115.   Fractional Space

§ 27-1116.   Multiple Activities or Uses

§ 27-1117.   Off-Street Parking Requirements

§ 27-1118.   Parking for Other Nonresidential Uses

§ 27-1119.   Off-Street Loading Requirements

§ 27-1120.   Provision of Handicapped Parking Spaces

§ 27-1121.   Design Features for Handicapped Parking Spaces

§ 27-1122.   Signage for Handicapped Parking

§ 27-1123.   Minimum Number of Handicapped Accessible Spaces

Part 12
Floodplain Management

§ 27-1201.   Statutory Authorization

§ 27-1202.   Intent

§ 27-1203.   Applicability

§ 27-1204.   Abrogation and Greater Restrictions

§ 27-1205.   Warning and Disclaimer of Liability

§ 27-1206.   Definitions

§ 27-1207.   Designation of the Floodplain Administrator

§ 27-1208.   Permits Required

§ 27-1209.   Duties and Responsibilities of the Floodplain Administrator

§ 27-1210.   Application Procedures and Requirements

§ 27-1211.   Review by County Conservation District

§ 27-1212.   Review of Application by Others

§ 27-1213.   Changes

§ 27-1214.   Placards

§ 27-1215.   Start of Construction

§ 27-1216.   Enforcement

§ 27-1217.   Appeals

§ 27-1218.   Identification of Floodplain Areas

§ 27-1219.   Description and Special Requirements of Identified Floodplain Areas

§ 27-1220.   Changes in Identification of Area

§ 27-1221.   Boundary Disputes

§ 27-1222.   Technical Provisions

§ 27-1223.   Elevation and Floodproofing Requirements

§ 27-1224.   Design and Construction Standards

§ 27-1225.   Development Which May Endanger Human Life

§ 27-1226.   Special Requirements for Subdivisions

§ 27-1227.   Special Requirements for Manufactured Homes

§ 27-1228.   Special Requirements for Recreational Vehicles

§ 27-1229.   Prohibited Uses

§ 27-1230.   Existing Structures in Identified Floodplain Areas

§ 27-1231.   Variances

Part 13
Enforcement and Administration

§ 27-1301.   Zoning Officer

§ 27-1302.   Zoning Permit

§ 27-1303.   Certificate of Zoning Compliance

§ 27-1304.   Enforcement Procedures

§ 27-1305.   Schedule of Fees, Charges and Expenses

Part 14
Amendments

§ 27-1401.   Amendment Procedure

§ 27-1402.   Applications for Amendments to the Text or Map

§ 27-1403.   Curative Amendments

§ 27-1404.   Enactment of Amendments

§ 27-1405.   Notification to County

Part 15
Zoning Hearing Board

§ 27-1501.   Membership of Board

§ 27-1502.   Alternates to Zoning Hearing Board

§ 27-1503.   Removal of Members

§ 27-1504.   Organization of Board

§ 27-1505.   Expenditures for Services

§ 27-1506.   Hearings

§ 27-1507.   Mediation Option

§ 27-1508.   Jurisdiction of Zoning Hearing Board

§ 27-1509.   Variances

§ 27-1510.   Special Exceptions

§ 27-1511.   Parties Appellant Before the Board

§ 27-1512.   Time Limitations

§ 27-1513.   Stay of Proceedings

Part 16
Appeals

§ 27-1601.   Appeals to Court

Part 17
Airport District Overlay Ordinance

§ 27-1701.   Purpose

§ 27-1702.   Relation to Other Zone Districts

§ 27-1703.   Definitions

§ 27-1704.   Establishment of Airport Zones

§ 27-1705.   Permit Applications

§ 27-1706.   Variance

§ 27-1707.   Use Restrictions

§ 27-1708.   Pre-existing Nonconforming Uses

§ 27-1709.   Obstruction Marking and Lighting

§ 27-1710.   Violations and Penalties

§ 27-1711.   Appeals

§ 27-1712.   Conflicting Regulations

Part 1 General Provisions

§ 27-101. Title .

   This Chapter shall be known and may be cited as the “1998 Zoning Ordinance of the Township of Plains”, as amended.

(Ord. 1998-1, 3/19/1998, § 101)

§ 27-102. Interpretation and Conflict .

   In interpreting and applying the provisions of this Chapter, they shall be held to the minimum requirements for the protection and promotion of the public health, safety, convenience, comfort, morals and general welfare of the residents of Plains Township. In the event of any conflict in the application of this Chapter with other applicable public or private provisions, the following shall apply:

   A.   Public provisions. The regulations of this Chapter, are not intended to interfere with or abrogate or annul any other ordinance, rules or regulations previously adopted or previously issued by Plains Township which are not in conflict with any provisions of this Chapter. Where this Chapter imposes a greater restriction upon the use of land, structure or building than any other previously adopted ordinance, rules or regulations of Plains Township, the provisions of this Chapter shall apply.

   B.   Private provisions. The regulations of this Chapter are not intended to interfere with or abrogate or annul any easement, covenant or other form of private agreement or restriction, provided that where the provisions of this Chapter impose a greater restriction, the requirements of this Chapter shall govern. Plains Township shall not however be held responsible for knowledge and/or enforcement of any private deed restriction, private covenant or other form of private agreement which may be inconsistent with the provisions of this Chapter and/or beyond the scope of regulations contained within this Chapter.

(Ord. 1998-1, 3/19/1998, § 102)